Midway through 2026, how is the year playing out relative to expectations for the U.S. apartment market? Rental housing economist Jay Parsons lays out the latest data and trends on supply, demand, occupancy, rents, affordability and much more. One pleasant surprise: Apartment absorption came in hotter than expected in the first half of 2026, leading to the best occupancy improvement since 2021, according to multiple datasets. What's driving those numbers, and is it sustainable? And are rents showing any signs of momentum? Later in the program, Jay brings in Quinn Eddins, the head of research and analytics for the nation's largest apartment operator, Greystar. Quinn and Jay have a friendly debate about the health and durability of apartment demand, and whether the market turned the corner in the 2nd quarter of 2026. Quinn also shares his take on which high-supplied Sun Belt markets are recovering fastest, and which are lagging behind. Also in this episode, Jay shares headlines from the week — touching on the Marriott hotel chain expanding into the apartment business and on New York's apartment construction numbers. And as always, Jay shares another edition of Rental Housing Trivia, too.